My brother and I have lately bought a property in St Bees. We have noticed several problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in St Bees?

The query is vague as what problems have arisen and if they are relate to conveyancing in St Bees. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a seller completes a document referred to as a Seller’s Property Information Form. If the information provided is incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in St Bees.

I am considering applying for a Principality mortgage for purchase of a newly converted (under development) in St Bees with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?

There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

There are a variety of conveyancing solicitors in St Bees but how do I know who I should use?

Do not opt for the cheapest St Bees conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

We are aiming to move home in April. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in St Bees. Conveyancing solicitor was chosen prior to coming across your page.

On the afternoon of completion you will need to pick up the keys from your selling agent however this can only be done when the vendors solicitors confirm to the agent that the monies to complete are in and the keys can be passed over. After that you can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in choosing a conveyancing in St Bees or a legal practice that specialises in conveyancing in St Bees.

I am purchasing a property in St Bees. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Principality your lawyer must follow the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Principality. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Principality where a lease does not comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to St Bees.

Will my lawyer be raising questions regarding flooding during the conveyancing in St Bees.

Flooding is a growing risk for solicitors dealing with homes in St Bees. There are those who acquire a property in St Bees, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a number of checks that may be initiated by the purchaser or by their lawyers which can figure out the risks in St Bees. The standard completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to determine if the premises has ever been flooded. In the event that the residence has been flooded in past and is not disclosed by the owner, then a purchaser could commence a compensation claim as a result of such an incorrect answer. The purchaser’s lawyers may also commission an enviro report. This will indicate if there is any known flood risk. If so, additional investigations will need to be made.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in St Bees. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?

Most houses in St Bees are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in St Bees in which case you should be shopping around for a St Bees conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your conveyancer will appraise you on the various issues.

I am the registered owner of a basement flat in St Bees, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in St Bees with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2095

You have 69 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.